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Planned Area Development and Preliminary Development Plan The District Downtown Northwest Corner of Arizona Avenue and Loop 202 by: Meridian West AZ/202, LLC Kaplan Acquisitions, LLC Case No: PLH22-0035 Submitted: June 20, 2022 Updated: October 6, 2022 Updated: October 31, 2022 Updated: November 8, 2022 i TABLE OF CONTENTS I. Introduction ............................................................................................................................. 1 II. Site, Surrounding Area, and Existing Zoning ......................................................................... 1 III. Proposed Planned Area Development and Mid-Rise Overlay ............................................ 2 IV. Proposed Preliminary Development Plan ........................................................................... 2 A. Site Layout .......................................................................................................................... 2 B. Architecture......................................................................................................................... 3 C. Landscaping Theme and Design Considerations ................................................................ 5 D. Entry Monumentation and Screening ................................................................................. 5 E. Development Standards ...................................................................................................... 5 F. Multi-Family Design Standards .......................................................................................... 6 G. Circulation........................................................................................................................... 7 H. Parking ................................................................................................................................ 7 V. Miscellaneous ......................................................................................................................... 7 A. Comprehensive Sign Plan ................................................................................................... 7 B. Phasing ................................................................................................................................ 7 C. Utilities ................................................................................................................................ 8 D. Grading and Drainage ......................................................................................................... 8 VI. Project Team ....................................................................................................................... 8 VII. Conclusion ........................................................................................................................ 10 ii TABLE OF EXHIBITS Exhibit No. Description 1 Aerial & Vicinity Map 2 Conceptual Site Plan 3 Typical Main Street Concept 4 Non-Residential Building Perspectives 5 Residential Building Perspectives 6 Colors & Materials Palette 7 Landscape & Open Space Character 8 Conceptual Master Plan – Plant Palette 9 Comprehensive Sign Plan 10 Conceptual Phasing Plan 11 Conceptual Grading & Drainage 1 THE DISTRICT DOWNTOWN I. INTRODUCTION Meridian West AZ/202, LLC (“Meridian West”) is the owner and proposed developer of The District Downtown, an exciting mixed-use development on approximately 49.30± gross (44.73± net) acres (the “Site”) at the northwest corner of Arizona Avenue and the Loop 202 Freeway. Kaplan Acquisitions, LLC (“Kaplan”) is in escrow to acquire 16.8± acres of the Site and develop it with a high-quality multi-family development. Together, Meridian West and Kaplan will create a high-quality development that will be a recognizable presence and strong, viable development for the City of Chandler (the “City”) given its location proximate to the Loop 202, the Price Road Corridor, and Chandler Airport. The proposed development creates additional employment opportunities in the immediate area and is anticipated to improve the City’s jobs-to-population ratio while at the same time provide much needed housing to the City and immediate area. To achieve this, Meridian West and Kaplan request the Site be zoned Planned Area Development (PAD) Mixed-Use as described below in Section III, along with Preliminary Development Plan (PDP) for the Site’s layout, landscaping, architecture, etc., and Mid-Rise Overlay approvals. Significant amounts of development—employment, commercial, public facilities, and residential uses—have taken place in the area over the past 10-20 years, effectively making this Site an “infill” development. There have been considerable changes in the way people live, shop, and work over this same time period. When collectively taken together, these events create a unique opportunity on the Site to create a master planned, mixed-use development that will: (a) provide for appropriate amounts of future commercial/employment opportunities on the Site; (b) support the future redevelopment of residential and non-residential uses in the area and north and south of the Loop 202 freeway; (c) provide for a cohesive development through the Site’s theming, layout, architecture, landscaping, etc. that will meet or exceed the City’s development criteria and expectations. The development plans included in this rezoning case contain design concepts and plans that portray superb quality and an extraordinary sense of community, compatibility, and sustainability. Development on the Site incorporates quality employment, commercial, hospitality, and residential uses in an integrated manner. II. SITE, SURROUNDING AREA, AND EXISTING ZONING The Site is located at the northwest corner of Arizona Avenue and the Loop 202 and is undeveloped. The Site is zoned PAD Mixed-Use but has not developed under the current zoning. The Site is designated on the City’s General Plan as Neighborhoods and lies within the Downtown Chandler Growth Area. Within the Neighborhood designation, mixed-use development containing residential, commercial, and/or office can be considered at the intersection of major arterials, freeway interchanges with arterial streets, commercial areas, Downtown, and high-capacity transit corridors. Urban residential exceeding 18 du/ac. can be considered in Downtown, in regional commercial areas, and within designated high-capacity transit corridors. Arizona Avenue is designated as a High-Capacity Transit Corridor. High-capacity transit corridors are appropriate locations for the development of high-intensity, mixed-land uses. Such developments would create opportunities for living within walking distance of schools, stores, and restaurants. For some people this means less travel time, cost savings and convenience, and better quality of life. 2 The Downtown Chandler Growth Area includes the historic Downtown square and extends south to the Loop 202. This Growth Area encourages a vibrant live, work, and play atmosphere. It additionally encourages developing the Growth Area with higher densities, mixed-uses, and transit-oriented development. The proposed high-quality, mixed-used development is encouraged by and consistent with the General Plan, High-Capacity Transit Corridor, and the Downtown Chandler Growth Area. III. PROPOSED PLANNED AREA DEVELOPMENT AND MID-RISE OVERLAY Meridian West requests the Site be zoned PAD Mixed-Use for a range of uses including commercial (Any use or similar use in the C-2 District of the City’s Zoning Ordinance); office (professional, business, administrative, executive, and other offices); and multi-family residential. Multi-family residential uses shall be permitted only on Parcels 4 and 5 as identified on Exhibit 2, Conceptual Site Plan. Meridian West additionally requests a Mid-Rise Overlay for the proposed 120 feet building height. The previous approvals for the Site included a maximum building height of 120 feet. Consistent with the City’s Mid-Rise Development Policy (the “Policy”), The District Downtown is located within a ¼-mile of a freeway corridor (Loop 202). As such, the request for a maximum building height of 120 feet over the entire Site is appropriate. IV. PROPOSED PRELIMINARY DEVELOPMENT PLAN A. Site Layout The District Downtown is designed as a high-quality, mixed-use development that will create vital employment, retail, and housing opportunities at the gateway to Downtown Chandler, adjacent to major transportation corridors (Arizona Avenue/State Route 87 and the Loop 202), and near the City’s primary employment areas (Price Road Corridor and the Chandler Airpark). See Exhibit 2, Conceptual Site Plan. The District Downtown is organized around a uniform street network which connects to a centralized main street. This provides clear, distinctive routes for both vehicles and pedestrians to the planned uses. The centralized main street links to Arizona Avenue which compresses as it enters the Site to slow traffic down and create a pedestrian friendly environment. Thoughtfully planned pedestrian experiences are placed throughout the site using organic and structural shade elements. This provides opportunities for shaded seating, where enhanced decorative paving and patterned landscape invite patrons, residents, or employees to enjoy the urban environment. One of many potential and possible designs for the main street area are included as Exhibit 3, Typical Main Street Concept. Pedestrian connections are planned between the different uses through defined paths, further emphasizing the mixed-use nature of the development. Unique to the development are two plaza areas flanking the main street, near the commercial retail uses. These plazas may contain design elements and features such as a splash pad, colorful shaded plaza seating, urban street furniture, patterned landscape, decorative lighting, and moveable seating to attract individuals, couples, and families to the development. Commercial uses are conveniently located on the eastern most portion of the Site with two additional access points provided at Pecos Road. Buildings are planned to be oriented along the central main street as well as Arizona Avenue, locating the majority of the parking internal to the Site. In the south-central portion of the site, office uses are planned. This use is located near the freeway corridor for higher visibility and scale. The office uses will bring employees to the site each day to support the planned non-residential uses. A parking structure in planned at the southwest portion of the property. Two multi-family parcels are located on the Pecos Road 3 frontage generally at the northwest portion of the property. These allow for transition in land use from the west and northern property boundaries. Additionally, the multi-family will provide for housing options for the employment needs within this site and the surrounding area. Specific details on proposed development, uses, etc. are found in Exhibit 2. This PDP depicts the general layout (“Site Plan”), general appearance (“Elevations”), and theming (“Theming”) of The District Downtown, but it does not restrict buildings to the building locations or square footages as depicted on the Site Plan or appearance as depicted by the Elevations or Theming. Adjustments in Site Plan configuration to accommodate alternative building design or geometry, layout of buildings within the Site, pedestrian and vehicular circulation within the Site, parking or other Site specific criteria as well as, adjustments in buildings floor area, and changes in the building architecture and theming will be allowed as long as each final building or buildings and individual lots and theming within the Site: (1) meet the general intent of the proposed Site Plan; (2) meet the level of quality and finish represented in the proposed building elevations of the Elevations and Theming; (3) comply with the below Design Guidelines; (4) use the colors and materials identified on the Color and Materials Palette or use compatible colors and materials as identified on the Color and Materials Palette; (5) provide code required parking stalls or demonstrate conformance with the City’s shared parking requirements; and (6) meet building setbacks as required by the City’s Zoning Ordinance or as otherwise identified in this PAD. Actual building footprints, layout within a lot or lots developable area, and theming shall be determined administratively through the Administrative Design Review approval processes. B. Architecture Non-Residential The overall theme of the non-residential buildings is an interpretation of a modern southwest look. See Exhibit 4, Non-Residential Building Perspectives. The buildings incorporate large overhangs for sun screening and to create shaded areas for pedestrians and occupants. The 2-story office buildings feature roof top decks with shaded outdoor areas. Landscape boxes are utilized to drape planting materials over the building façade at the balcony locations and at the upper pedestrian walkway connecting the two buildings. The 4- and 6-story office buildings feature walkout terraces over the main entrance and similar landscape boxes at the appropriate levels. The top floors feature covered walkout terraces. A significant amount of glass and steel is utilized in the building facades to give a modern tech look while still maintaining a design theme consistent with surrounding structures. The commercial/retail buildings are designed to be pedestrian friendly with seating areas and shading for protection from the direct sun. Certain elements from the site sign design package are utilized and incorporated into the building design as well. This can be seen in areas such as the exterior column details on the office and commercial buildings. This helps to create a cohesive and comprehensive overall development plan. Building materials are similar and consistent with the office structures. Window sizes reflect a more appropriate sizing for the intended use and incorporate overhangs for sun screening. Building materials include natural stone, composite metal panels, Hardie panels and EIFS where appropriate, and a generous use of glass and aluminum storefront windows on the commercial buildings and curtain walls on the office buildings. Colors range from light and dark earth tones to incorporate the surrounding Sonoran Desert background, to modern metallic blues and greys to signify a new state-of-the -art development. See Exhibit 6, Color & Materials Palette. 4 Residential The building architecture features varied massing, varying roof parapets, architectural features, stoops, materials and façade detailing found in many modern, contemporary luxury multi‐family developments found in the Phoenix Metro-area and Southwest region. See Exhibit 5, Residential Building Perspectives. The building massing includes a series of towers and recessed facades and patios. The massing and detailing emphasize the promotion of pedestrian activity via lighting, trees, and shade structures (such as awnings and roof overhangs). The color scheme is a blend of shades of brown, white, and tan with some complementary accent colors found within the Sonoran Desert color palette and consistent and appropriate with the surrounding building context. Architectural Design Guidelines To ensure the future building elevations are designed consistent with the expectations set forth in the PDP, Meridian West proposes the following design guidelines. These design guidelines are intended to create a cohesive, attractive, and appropriate architectural statement. The guidelines provided in this document are not absolute, but are general statements aimed at setting forth the design expectations: • All building elevations should maintain the same visual integrity, cohesiveness, and design detail. • All building elevations should consider the use of multiple heights, wall planes, masses, and exterior materials along with natural elements, and complementary colors and texture to other building elevations within the Site. • All building elevations should incorporate elements of the building elevations approved in this PDP. Where building elevations may expand in scale, simple relief may be used by including various architectural features such as an EIFS relief, a wainscot system, change in material or color on the surface that will be expanded (where one building plane meets another, a change in material or color will add interest). • Building elevations should be designed to respond to the harsh southwest climate and oriented to recognize the value of appropriate landscaping and cooling requirements in harmony with the environment. • Human scale massing and proportions should complement the building elevation function and the design should be harmonious with adjoining developments. • Canopies, arcades, and overhangs should be designed to create places of refuge for pedestrians and to create interest within the building design. • Landscape buffers will be designed for the street edges and to emphasize the points of entry into the development. • Identify internal crosswalks with changes in paving materials, signs, or paint striping. The design of the future building elevations and theming may be administratively approved by Staff upon a finding that the proposed building elevations and theming are substantially consistent with the Non-Residential (Exhibit 4) and Residential (Exhibit 5) Building Perspectives and these Architectural Design Guidelines. 5 C. Landscaping Theme and Design Considerations The overall landscape theme incorporates low water use, regionally appropriate plant material that is suitable for the Sonoran Desert to create an attractive experience for those who work, shop, and live at The District Downtown as well as those travelling along the Loop 202, Arizona Avenue, and Pecos Road. The landscaping theme draws from urban forms aimed to complement the scale and texture of the buildings. See Exhibit 7, Landscape & Open Space Character. The design is intended to include striking patterns and layering of plant material at entries and pedestrian spaces to emphasize key pedestrian and vehicular routes. Trees will be placed along the streets in formal patterns to provided much needed shade on sidewalks to create a unique aesthetic with contrasting canopies and understory planting. The overall cohesive design will establish The District Downtown as a destination within the south downtown area of Chandler. All of the plant species proposed adhere to the Arizona Department of Water Resources, “Low Water Use Plant List” in order to incorporate native and hybrid arid region vegetation into the landscape. See Exhibit 8, Conceptual Master Plan – Plant Palette. All of the landscape within the boundary of the Site will be watered on an automatic drip irrigation system. D. Entry Monumentation and Screening Entry monumentation and signage for the Site will be designed to complement the overall building architecture. Scale, both horizontal and vertical, will be used, where appropriate, to emphasize primary access points and landmark features. Colors and materials proposed will highlight the quality and level of finish of the building elevations. Proper screening of the parking areas will be accomplished through earthen berms and decorative walls that have been designed to complement the building and utilizing varying colors and textures arranged in an attractive design. E. Development Standards Meridian West is proposing the following development standards: Regulation Development Standard Building Height (max.) 120 ft., inclusive of parapet walls, mechanical equipment, and screening Building Setback (min.) - Front (Arizona Ave.) - Side (Pecos Rd.) - Side (Loop 202) - Rear (west) 30 ft. 30 ft. 10 ft. 20 ft. Landscape Setback (min.) - Front (Arizona Ave.) - Side (Pecos Rd.) - Side (Loop 202) - Rear (west) 20 ft. 20 ft. 10 ft. 20 ft. Lot Coverage1 (max.) 60 % Residential Density1 Parcel 4 – 55 du/ac Parcel 5 – 45 du/ac Perimeter Parking Screen Wall Height 3 ft. 1 Calculated on the overall Site and not on an individual parcel. 6 F. Multi-Family Design Standards The City’s Zoning Ordinance sets forth additional requirements for multi-family development to encourage creative and innovative design techniques, quality, and merit. The District Downtown provides the following: 1. Open Space The requirements for common and private open space are based on traditional suburban development and do not consider developing in an urban-like setting. Kaplan has taken great efforts to ensure the usable common open space far exceeds what the City’s Code would otherwise require. The anticipated amenities throughout the development and within the common open spaces in this urban-like setting provide better opportunities for residents and guests to interact with each other. Usable common open space and recreation area at the rate of 125 square feet per bedroom at a minimum width of 12 feet shall be provided. Private open space shall be a minimum of 4 feet in diameter for patios and balconies. This area will be an average of 4’x12’ for a total of 48 sq. ft. per patio/balcony. 2. Site Circulation and Parking Safe and convenient pedestrian circulation to and from parking lots throughout the development must provided. Code-required parking spaces and ADA van accessible spaces shall provided. Parking canopy covers must be architecturally integrated with the surrounding structures, i.e., color, materials, location, and 10-inch minimum fascia (all four sides). 3. Amenity Options Six amenities are required to be provided in accordance with the following schedule: 260 units or larger. Because of the urban, in-fill nature of the Site and proposed community, the amount and quality of amenities shall strive to satisfy the spirit and intent of needing to provide a second pool, ramada, etc. 4. Interface with Single-Family Areas There are no single-family areas adjacent to the Site. 5. Specific design attention areas The design of courtyards and pedestrian areas must relate to “human scale.” Large unvaried building facades shall be avoided. Common open spaces, rather than parking lots, shall be used as central features. 6. Energy conservation The residential development shall provide shading for the buildings through overhangs and/or trees and shade trees along drives, building perimeters, and where appropriate. Additional building shading may be provided through the use of inset patios and balconies, metal canopies to shade windows, and the use of landscaping. 7. Landscaping The amount of landscaping shall be of sufficient intensity to create a pleasant and comfortable living environment. Special attention shall be given to the areas that are highly visible to the public to create an upscale landscape experience. 8. Building Standards Mechanical equipment shall be fully screened through the use of parapet walls on the building elevations. 7 9. Lighting Lighting will comply with the City’s Zoning Code. External lighting will be appropriately located and designed to prevent light from spilling onto adjacent properties. 10. Signage See the discussion in Section V.A for details concerning signage. G. Circulation The District Downtown has been planned to ensure efficient on-site circulation and appropriate access to the public street system surrounding the Site. Access to Site will occur as follows: full access will be provided on Pecos Road at the alignment of Palm Lane, along Arizona Avenue at the alignment of the Walmart driveway (a signalized intersection). Limited access will be provided at three additional driveways for the proposed development; two on Pecos Road and one on Arizona Avenue. H. Parking A total of 4,221 parking spaces are required and 4,308 spaces are provided. V. MISCELLANEOUS A. Comprehensive Sign Plan The Comprehensive Sign Plan is attached as Exhibit 9. The Comprehensive Sign Plan addresses both permanent identification and temporary marketing requirements and has been designed to complement the quality of the employment, commercial, and residential components. To the extent the proposed comprehensive sign plan conflicts with the City’s Sign Code, we request the Comprehensive Sign Plan set forth in this booklet be followed. B. Phasing The District Downtown is preliminarily anticipating developing in multiple phases as illustrated on the “Phasing Plans” (titled Conceptual Phasing Plan and Multi-Family Phase 2 Phasing Plan) included at Exhibit 10. Although the phases are numerically numbered, there is no requirement they be completed in said numerical order. With the exception of Phase 1, subsequent phases shall be constructed according to market demand. Deviations from the proposed phasing schedule may be administratively approved by Staff. Notwithstanding the preceding, Meridian West acknowledges that the two stipulations added to the approval require that certain non-residential portions of the development be commenced and reasonably compete before or simultaneously to the residential portions on Parcels 4 and 5. Specifically those two stipulations read: • Commercial development must occur prior to any multi-family use under Phase 1. • Commercial development must occur adjacent to Arizona Avenue in Parcels 1 and 2, excluding any mixed-use building, prior to any multi-family use on Parcel 4. (collectively referred to in this PAD/PDP development booklet as the “Stipulations.”) Meridian West covenants and agrees that the intent of the Stipulations is as follows: Phase I A building permit for the commercial development, identified on Phase 1 of the Conceptual Phasing Plan, must be obtained before or at the same time as a building permit for the residential development. 8 Construction commencement for the commercial development, identified on Phase 1 of the Conceptual Phasing Plan, must occur before or at the same time as construction commencement for the residential development. A Certificate of Completion for the commercial development, identified on Phase 1 of the Conceptual Phasing Plan, must be obtained before or simultaneously as a final Certificate of Occupancy for the residential development. Parcel 4 Multi-Family: A Certificate of Completion for the commercial development, identified on the Parcel 4 Multi-Family Development Requirements (Exhibit 10), must be obtained before a building permit for the residential development on Parcel 4. Approximately 5,000 square feet of commercial, mixed-use, or hospitality (collectively the “Additional Commercial) must be constructed on Parcels 1 or 2 in connection with the residential development on Parcel 4 as follows: o A building permit for the Additional Commercial must be obtained before or at the same time as a building permit for the residential development. o Construction commencement for the Additional Commercial must occur before or at the same time as construction commencement for the residential development. o A Certificate of Completion for the Additional Commercial must be obtained before or simultaneously as a final Certificate of Occupancy for the residential development. In the event of a force majure, defined as any act of God; war; terrorism; acts of government; strikes, labor disruptions, or supply chain disruptions; natural disasters such as drought, fires, and severe storms; any pandemic, epidemic, or public health emergency; or other cause beyond the reasonable control of Meridian West or its, successors, assigns, contractors, or subcontractors, the City Manager or designee shall have the power and discretion to administratively modify or deviate from the Stipulations so as to not frustrate or negatively affect the commercially reasonable continued development of the Site. C. Utilities The onsite water, fire and sewer lines will be private except for a public water loop connecting existing mains in Arizona Avenue, Pecos Road, and the existing apartments to the west. The City has requested that the connection to the apartment be completed as part of this project to enhance the existing water pressures in the complex. The public water loop will comply with the City’s requirements. D. Grading and Drainage The Conceptual Grading and Drainage Plan is attached as Exhibit 11. Development of the Site will provide retention for the 100-year, 2-hour storm event plus 10% in accordance with City of Chandler standards for site development. VI. PROJECT TEAM Owner/Developer: Meridian West AZ/202, LLC Attn: Greg Gienko PO Box 15270 Phoenix, AZ 85060 9 Developer (Residential): Kaplan Acquisitions, LLC Attn: Mike Kaplan Jerry Davis 7150 E Camelback Rd., Suite 444 Scottsdale, AZ 85251 Architect (Non-Residential): Neri Architects Attn: Guido Neri Michi Mho 6400 N Northwest Hwy, Suite 4 Chicago, IL 60631 Architect (Residential): Biltform Architecture Companies Attn: Jim Applegate 11460 N Cave Creek Rd #11 Phoenix, AZ 85020 Planning/Landscape (Non-Residential): ABLA Attn: Andy Baron Jim Beckman 310 E. Rio Salado Parkway Tempe, AZ 85281 Landscape (Residential): McGough Adamson Attn: Nick Adamson 535 E. McKellips Rd. Mesa, AZ 85203 Civil Engineer (Non-Residential): Landcor Consulting Attn: Wade Cooke 1955 S. Val Vista Dr., Suite 121 Mesa, AZ 85204 Civil Engineer (Residential): WGI, Inc. Attn: Shayna Johnson 2727 Allen Pkwy Suite 1350 Houston, TX 77019 Traffic Engineer: Lokahi Attn: Jamie Blakeman 10555 N. 114th Street, Suite 105, Scottsdale, AZ 85259 Zoning: Burch & Cracchiolo, P.A. Attn: Brennan Ray 1850 North Central Avenue, Suite 1700 Phoenix, Arizona 85004 Phone: (602) 234-8794 10 VII. CONCLUSION The District Downtown is a high-quality, exciting employment, commercial, and residential mixed-use development that will complement the surrounding area and provide a recognizable presence in the rapidly developing employment area. The development presents the opportunity to create a dynamic mixed-used development with a variety of compatible and supportive uses. We request your approval. Meridian West AZ/202, LLC Kaplan Acquisitions, LLC DISTRICT DOWNTOWN Aerial ABLASTUDIO.COM N Date: Plan Scale 20' 40' 20' 1: 06-16-2022 PECOS ROAD ARIZONA AVENUE LOOP 202 VICINITY MAP NOT TO SCALE N ALMA SCHOOL RD ARIZONA AVE MCQUEEN RD FRYE RD PECOS RD SANTAN FWY GERMANN RD 202 PROJECT SITE 8/17/2022 3:56:16 PM 2221 AC-6.4.0 PARCEL 2 Retail Building 2-B stories 1 approx s.f. 6,000 Retail Building 2-C stories 1 approx s.f. 6,000 8/17/2022 4:58:41 PM 2221 AC-6.5.5 Buildings 2B+2C looking Northeast 8/17/2022 4:58:41 PM 2221 AC-6.5.6 Buildings 2B+2C looking Southwest 8/17/2022 4:58:41 PM 2221 AC-6.5.3 Building 2B looking Southeast 8/17/2022 4:58:41 PM 2221 AC-6.5.4 Building 2C looking Northwest 8/17/2022 4:58:41 PM 2221 AC-6.5.8 Building 2B+2C courtyard looking Southwest 8/17/2022 5:07:54 PM 2221 AC-6.4.1 PARCEL 2 Retail Building 2-E stories 1 approx s.f. 2,900 8/17/2022 4:58:41 PM 2221 AC-6.5.2 2E LOOKING SOUTHEAST 8/17/2022 4:58:41 PM 2221 AC-6.5.1 2F+2E LOOKING NORTH 8/17/2022 3:56:17 PM 2221 AC-6.4.2 PARCEL 2 Retail Building 2-F stories 1 approx s.f. 5,800 8/17/2022 4:58:41 PM 2221 AC-6.5.9 2F LOOKING NORTHWEST W/ PLAZA 8/17/2022 4:58:40 PM 2221 AC-6.4/5.1 1B+2F LOOKING WEST 8/17/2022 3:56:17 PM 2221 AC-6.4.3 PARCEL 1 Retail Building 1-B stories 1 approx s.f. 7,000 8/17/2022 4:58:40 PM 2221 AC-6.4.1 1B LOOKING NORTHEAST 8/17/2022 7:01:08 PM 2221 AC-6.4.3 1B LOOKING SOUTHEAST 8/17/2022 5:17:34 PM 2221 AC-6.4.4 PARCEL 1 Retail Building 1-C stories 1 approx s.f. 5,500 8/17/2022 4:58:40 PM 2221 AC-6.4.2 ENTRANCE AERIAL 8/17/2022 4:58:41 PM 2221 AC-6.4/5.2 1B+1C LOOKING SOUTH 8/17/2022 3:56:19 PM 2221 AC-6.6 PARCEL 3 Office Building 3-A Phase 1 stories 2 with roof deck approx s.f. 36,335.4 Office Building 3-B Phase 1 stories 2 with roof deck approx s.f. 36,335.4 6/17/2022 4:30:16 PM 2221 AC-6.6.1 Building 3A looking Northwest 6/17/2022 4:30:16 PM 2221 AC-6.6.2 Building 3A looking Southeast 6/17/2022 4:30:17 PM 2221 AC-6.6.3 Building 3B looking Northeast 6/17/2022 4:30:17 PM 2221 AC-6.6.4 Building 3B looking Southwest 6/17/2022 4:30:17 PM 2221 AC-6.6.5 Building 3A+3B Bridge 8/17/2022 3:56:19 PM 2221 AC-6.7 PARCEL 6-A Office Building 6-A Phase 10 stories 4 approx s.f. 97,066.7 Office Building 6-B Phase 11 stories 6 approx s.f. 143,791.7 6/17/2022 4:30:17 PM 2221 AC-6.7.1 Building 6A looking Northwest 6/17/2022 4:30:17 PM 2221 AC-6.7.2 Building 6A looking Southeast 6/17/2022 4:30:17 PM 2221 AC-6.7.3 Building 6B looking Northeast 6/17/2022 4:30:17 PM 2221 AC-6.7.4 Building 6B looking Southwest 6/17/2022 4:54:42 PM 2221 AC-6.7.5 Building 6A+6B looking Northwest 8/17/2022 4:15:19 PM 2221 AC-3.3.2 ALUMINUM BANDING ALUMINUM STOREFRONT ALUMINUM TRELLIS CULTURED STONE COMPOSITE SIDING REPRESENTATIVE EXAMPLES FOR COLOR PALETTE AND MATERIALS 8/17/2022 4:15:19 PM 2221 AC-3.3.3 ALUMINUM CANOPY ALUMINUM RAILING ALUMINUM CLAD ROOF METAL PANELING REPRESENTATIVE EXAMPLES FOR COLOR PALETTE AND MATERIALS Light Stucco Color / Doors - BM 2123-70 Ice Mist Midrange Stucco Color - DE6255 Wishing Well Dark Stucco Color / Doors - DE6327 Rhinoceros Railings / Canopies / Doors - DEA187 Black Rough Textured Fiber Cement Siding - DET681 Moderne Class Stone Veneer - Coronado Sawtooth Ledge White BUILDING MATERIALS AND COLOR EXHIBIT ARIZONA AVE AND LOOP 202 19-032 11460 north cave creek road . suite 11 phoenix . arizona . 85020 phone 602.285.9200 . fax 602.285.9229 Window / Storefront Frames / Carports - White DISTRICT DOWNTOWN Conceptual Master Plan - Plant Palette ABLASTUDIO.COM N Date: Plan Scale 20' 40' 20' 1: 06-16-2022 Ulmus parvifolia 'Sempervirens' Elm 15 gal. Chitalpa tashkinensis Chitalpa 24" Box Quercus virginiana 'Cathedral' Oak 24" Box P L A N T M A T E R I A L S P A L E T T E Extra Large Shrubs Size Qty Large Shrubs Size Qty Medium Shrubs Size Qty Vauquelinia californica Arizona Rosewood 5 gal. Vines Size Qty Olea europea 'Willsonii' Olive 24" Box Multi Pithecellobium flexicaule Texas Ebony 15 gal. S Y P Lf Pm Gl Rt Cg Lj Dodonea viscosa Hopbush 5 gal. Cordia Boissieri Anachuita 5 gal. Bougainvillea 'California Gold' Orange Bougainvillea 5 gal. Salvia clevlandii Chaparral Sage 5 gal. Leucophyllum frutescens 'compacta' Compact Texas Sage 5 gal. Portulacaria afra minima Dwarf Elephant Food 5 gal. Lantana sp. 'New Gold' Lantana 1 gal. Lantana montevidensis Purple Trailing Lantana 1 gal. Muhlenbergia rigens Deer Grass 1 gal. Agave salmiana x ferox Large Leaf Agave 5 gal. Hesperaloe parviflora 'Brakelights' Red Yucca 3 gal. Muhlenbergia lindheimeri 'Autumn Glow' 5 gal. Bougainvillea 'California Gold' Orange Bougainvillea 5 gal Guara lindheimeri Pink Guara 5 gal. Rosmarinus officinalis 'Prostratus' Trailing Rosemary 1 gal. Caeselpinia gillesii Yellow Bird of Paradise 5 gal. Ligustrum japonicum Japanese Privet 5 gal. Eremophila glabra spp. caranosa Winter Blaze 5 gal. Nolina matapensis Beargrass 5 gal. Ch Agave bovicornuta Cow's Horn 5 gal. Ep Eremophila prostrata Outback Sunrise Eremophila 1 gal Cacti/ Accents Size Qty Bouteloua gracilis Blond Ambition 1 gal Euphorbia antisyphilitica Candelilla 1 gal Yucca pallida Pale Leaf Yucca 5 gal Small Shrubs Size Qty Groundcovers Size Qty Russellia equistiformis Coral Fountain 5 gal. Dasylirion acrotrichum Green Desert Spoon 5 gal. Ts Tecoma sp. 'Sparky Sparky 5 gal. Ll Leucophyllum langmaniae 'Lynn's Legacy' Lynn's Legacy Sage 5 gal. Eremophila hygrophana Blue Bells Blue Bells 5 gal. Teucrium chamaedrys 'prostratum' Prostrate Germander 1 gal. Tf Tp Teucrium fruticans Bush Germander 5 gal. Hesperaloe sp. Pink Parade Pink Parade Hesperaloe 3 gal. Ok Opuntia sp. Kelly's Choice Kelly's Choice Prickly Pear 5 gal. Yr Yucca rupicola Twisted Leaf Yucca 5 gal. Trees Size Qty Fraxinus greggii Little Leaf Ash 24' Box Gazania rigens 'Sun Gold' Trailing Yellow Gazania 1 gal C Chrysactinia mexicana Damianita 1 gal Lfg Leucophyllum frutescens 'Green Cloud' Green Cloud Sage 5 gal. B Buxus microphylla japonica Green Beauty Boxwood 5 gal. Ulmus parvifolia 'Sempervirens' Elm 24" Box Pistacia chinensis Chinese Pistache 15 gal. Pistacia chinensis Chinese Pistache 24" Box Quercus virginiana 'Cathedral' Oak 15 gal. Ficus pumila Creeping Fig 5 gal Salvage Tree Mesquite species 36" Box Pistacia lentiscus Mastic Tree 24" Box Pachycereus marginatus Mexican Fence Post cactus 5 gal. Acacia aneura Mulga Acacia 24" Box Caesalpinia cacalaco Cascalote 24' Box Phoenix dactylifera Date Palm 20' to pinapple COMPREHENSIVE SIGN PROGRAM October 3, 2022 Prepared for: MERIDIAN WEST DEVELOPMENT, LLC P.O. Box 15270, Phoenix, AZ 85060 1 Table of Contents Introduction & Theme 2 Sign Hierarchy & Location Plan 3 Freestanding Signage 1 - Freeway Pylon 5 2 - Project ID/Corner Feature 6 3 - Project ID/Entry Feature 7 4a - Primary Multi-Tenant 8 4b - Secondary Multi-Tenant 9 5 - Office/Hotel ID 10 6 - Vehicular Directional 11 Tenant Wall Signage 7 - Tenant Wall Signage Standards 12-13 7 - Individual Letter Details 16 7 - 3-D Cabinets 17 7 - Canopy Signs 18 7 - Projecting Signs 19 8 - Arcade/Shingle Signs 20 8 - Window Signs/Graphics 21 9 - Building Addressing 22 Typical Building Elevations Retail 23-24 Office Building 25-27 General Performance Requirements General Requirements 28 Definitions 30 2 Introduction The THE DISTRICT DOWNTOWN is located on the southwest corner of Arizona Avenue and Pecos Road, directly adjacent to the 202 Freeway, in Chandler, Arizona. The project is a mixed-use development with a variety of commercial uses including office, hotel, restaurant and retail. Properly adhered to, the criteria contained herein will ensure that project and tenant identification is consistent in quality, and is compatible with the overall architectural character of the center and surrounding area. Owner: MERIDIAN WEST DEVELOPMENT, LLC P.O. Box 15270 Phoenix, AZ 85060 480.231.9238 Contacts: Greg Gienko Logo Standard The intent of this sign criteria is to establish and maintain guidelines consistent with the signage policies and ordinances of the City of Chandler. It is also meant to assure a standard conformance and quality for the design, size, placement and materials used for all business identification for the THE DISTRICT DOWNTOWN. "Additional Quality Standards" (as required by the City of Chandler) have been met in this package through the following items: • Freestanding monument sign bases of stone/brick or any material matching buildings. Theme Dunn Edwards DE6328 Anchor Gray Dunn Edwards DE6329 Cover of Night Dunn Edwards DE6374 Silver Polish Dunn Edwards DE164 Autumn Bark Dunn Edwards DE5485 Russet Green Davis Concrete Mesquite There is a new name with a new Brand being developed - that will fit within the context of signage areas, materials and colors of the project. • Wall signage letter height shall be limited to 15% of the overall building height or 80% of vertical measurement, whichever is shorter. • All office wall signage shall be reverse pan-channel letters/logos, consistent in color/finish. • All office wall signage is to be located on the upper floor only. Project Colors and Materials Colors and materials used throughout the sign system are derived from the approved architectural color and materials palette. Background panels on freestanding retail monuments will be fabricated with perforated metal panel construction for mounting of individual letters. Example 3 Sign Location Plan BLDG 2-E REST BLDG 2-H RETAIL BLDG 1-A MIXED USE BLDG 1-C RETAIL BLDG 1-F 5-STORY HOTEL BLDG 3-A 2-STORY OFFICE BLDG 3-B 2-STORY OFFICE BLDG 6-A 4-STORY OFFICE BLDG 6-B 6-STORY OFFICE BLDG 2-B REST BLDG 2-C REST 250' 250' BLDG 2-A RETAIL BLDG 6-C 6 STORY PARKING GARAGE X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X T POOL SPA T T BLDG 2-G RETAIL BLDG 2-D REST BLDG 1-D RETAIL BLDG 1-E 3-STORY MIXED USE PLAZA PLAZA BLDG 2-F RETAIL BLDG 1-B RETAIL 121' 50' 50' 30' 30' 5 5 5 3b 3b 6a 5 4a 3a 4a 2 4b 4b 3 3 1 1 5 5 F Sign Type 1 - Freeway Pylon Sign Type 2 - Corner Project ID Feature Sign Type 3a - Commercial Project ID/Entry Feature Sign Type 3b - Residential Project ID/Entry Feature Sign Type 4a - Primary Multi-Tenant Sign Type 4b - Secondary Multi-Tenant Sign Type 5 - Parcel ID Monument Sign Type 6a/b - Vehicular Directionals Landmark Water Feature SIGNAGE HIERARCH Y KEY 5 6a 6a F SCALE • 1” = 200’ 702'-2 1/2" 332'-0"± 337'-6"± 4 5 [1] Freeway Pylon There shall be two (2) freeway pylons along the southern border of the project, bordering the north side of the 202 Freeway. This sign type will serve to identify the overall project, as well major tenants and amenities within the site such as hotels. At a height of sixty-five (65) feet, these stylish pylons will have excellent visibility from all lanes of the freeway. Sign Type 1 Function Project and major tenant identification. Height 65'-0" Sq. Ft. ID Lettering - 69 s.f. 4 Tenant Panels at 120.2 s.f. each - 480.8 s.f. Total Sign Area - 549.8 s.f. Quantity Two (2) Illum. Project ID - halo lit Tenants internal face lit Materials Project ID of Reverse Pan Channels on aluminum cabinet. Tenant lettering to be Pan Channels with Plexiglass faces. Aluminum architectural accents. Tenant background panels of perforated metal, painted. Colors Structure: DE6328 Anchor Grey Base: Painted to match Davis Colors "Mesquite" concrete Accents: DE 6374 Silver Polish Tenant Panels: DE6374 Silver Polish Tenant ID: Corporate Standards Project ID: White Scale: 3/32" = 1' - 0" 65'-0" 20'-8" 12" 3'-10" 57'-0" 6'-10" 7" 24'-6" 2'-5" 19'-6" 18'-10" 12" 5'-6" 5'-1" 4'-4" 3'-6" 1'-8" 6 [2] Project ID / Corner Feature There shall be one (1) corner feature at the southwestern corner of the Arizona Avenue and Pecos Road. This sign is only to identify the project. It will be physically and graphically incorporated into a water feature (by others), enhancing the experience of both vehicular and pedestrian traffic at the intersection At a height of just over twelve (12) feet, the corner feature will have good visibility without being overpowered by the surrounding architecture. Project name of edge lit, dimensional letters mounted on perforated panels, backed by matte acrylic panels internally illuminated to create a soft backlit glow. Sign Type 2 Function Project identification. Height 12'-4" Sq. Ft. Lettering - 85 s.f. Quantity One (1) Illum. Project ID - halo lit Materials Perforated metal panels on aluminum architectural structure. Project lettering of Reverse Pan Channels. Additional lighting behind perforated panels with acrylic back up. Colors Project ID: DE6328 Anchor Grey Panels: DE6374 Silver Polish Scale: 3/32" = 1' - 0" THE DISTRICT D O W N T O W N 5'-9" 12'-4" 59'-3" 28" 15" 24'-0" 7 [3] Project ID / Entry Feature There shall be six (6) low profile entry monuments at the primary entrances on both Pecos Road and Arizona Avenue, mainly where future traffic signals are planned. These signs will display the project identification. At five (5) feet, the sign and information are below the maximum height stipulation of six (6) feet. Sign Type 3 Function Project identification. Height 5'-0" Sq. Ft. Lettering - Approx. 32 s.f. Quantity Five(5) Illum. Halo and/or ground up-lit Materials Masonry/concrete wall, planter and base. Reverse Pan Channel metal letters/logo. Aluminum architectural accents. Painted wall and structure. Colors Wall: DE5485 Russet Green Base: Davis Concrete "Mesquite" Accents: DE 6374 Silver Polish Project ID: DE6374 Silver Polish Planter: DE6328 Anchor Grey Scale: 1/4" = 1' - 0" 5'-0" 3'-9" 1'-6" 25'-9" 17'-0" 14'-0" 4'-4" 1'-11" 6'-0" 8" 8" 8" 2" 8 The primary multi-tenant monument is located near the entries closest to the intersection along Pecos Road and Arizona Avenue. Per code, this signs is at a maximum height of 14'-0", and will display up to four (4) tenants. This sign pulls elements from the architecture and will be incorporated into the surrounding landscaping. Sign Type 4a Function Development identification with four (4) retail/commercial tenant identification panels. Height 14'-0" to top of tenant sign area Sq. Ft. Project ID - 6.3 s.f. Tenants - 4 at 9.7 s.f. each Total 45.2 s.f. Quantity Two (2) Illum. PC plex face-lit. RPC halo (addressing). Materials Aluminum fabrication with masonry base. Project lettering of Reverse Pan Channels on aluminum cabinet. Tenant lettering to be Pan Channels with Plexiglass faces. Aluminum architectural accents. Tenant background panels of perforated metal, painted. Colors Structure: DE6328 Anchor Grey Base/Planter: Davis Concrete "Mesquite" Tenant ID/Accents: DE 6374 Silver Polish Tenant ID: Corporate Standards Project ID: White [4a] Primary Multi-Tenant Monument 14'-0" 1'-8" 2" 8" 8'-3" 9" 6'-0" 5'-10" 2'-6" 1'-6" 1'-4" 1'-0" 1'-4" 5'-0" 10'-10" 4'-0" 2'-3" 9 [4b] Secondary Multi-Tenant Monument Sign Type 4b Function Maximum of three (3) retail/commercial tenant identification panels. Height 10'-0" to top of sign area Sq. Ft. Tenants - 3 at 8.3 s.f. each Total - 24.9 s.f. Quantity Two (2) Illum. PC plex face-lit. RPC halo (addressing). Materials Aluminum fabrication with masonry base. Project lettering of Reverse Pan Channels on aluminum cabinet. Tenant lettering to be Pan Channels with Plexiglass faces. Aluminum architectural accents. Tenant background panels of perforated metal, painted. Colors Structure: DE6328 Anchor Grey Base/Planter: Davis Concrete "Mesquite" Tenant ID/Accents: DE 6374 Silver Polish Tenant ID: Corporate Standards The secondary multi-tenant monuments are located along Pecos Road and Arizona Avenue. Per code, this sign is at a maximum height of 10'-0". There will be no project identification on this sign. However, project addressing and up to three (3) tenants will be displayed. This sign pulls elements from the architecture and will be incorporated into the surrounding landscaping. Scale: 1/4" = 1' - 0" 10'-0" 2'-6" 1'-6" 1'-4" 1'-0" 1'-7" 2" 2'-5" 6'-4" 5'-1" 5'-3" 8'-0" 1'-0" 5'-0" 10 [5] Parcel ID Monument There shall be five (5) low profile monuments along the major thoroughfare of the site to provide a tie with the overall development identification monument for the various office components on the site. The sign will be a maximum height of 6'-0", and contain up to two (2) tenant identifications. This sign pulls elements from the architecture and will be incorporated into the surrounding landscaping. Sign Type 5 Function Identification of one (1) corporate tenant/hotel. Height 6'-0" to top of sign area Sq. Ft. ID - 2 at 11.6 s.f. each Total - 23.2 s.f. Quantity Five (5) Illum. Internal. RPC halo (addressing). Materials Aluminum fabrication with masonry base. 1/2" thick push-thru acrylic tenant copy with applied metal face (for halo illumination). Addressing of flat cut alut aluminum addressing. Paint. Hotel may be face illuminated. Colors Structure: DE6328 Anchor Grey Base/Planter: Davis Concrete "Mesquite" Tenant Area: Painted to match "Mesquite" Accents: DE 6374 Silver Polish Tenant ID: DE6329 Cover of Night - Hotels may use corporate standards for ID. TENANT 1 TENANT 1 T E N A N T T W O Secondary Information To Go Here T E N A N T T W O Secondary Information To Go Here Scale: 1/4" = 1' - 0" 6'-0" 1'-0" 1'-4" 8" 13'-4" 2" 11'-2" 8'-8" 1'-9" 1'-5" 1'-7" 4'-8" 11 [6] Vehicular Directional These signs are located at primary traffic decision points to assist traffic flow utilizing two (2) sizes. Along the private interior roadways, the 6'-6" size will be used where traffic is moving faster and with numerous destination options. The smaller, 3'-0" directionals are used within specific project sites, parking lots and driveways, where traffic is slower and only a few destination options exist. These signs incorporate the architectural and wall details in the Sign Type 6a 6b Function Direct vehicular traffic through the site. Height 6'-6" max 3’-0” max Sq. Ft. 8 s.f. 4 s.f. Quantity Three (3) As needed Illum. Non-illuminated Non-illuminated Materials Aluminum structure with applied reflective vinyl letters and symbols. Painted background. Colors Panel: DE6328 Anchor Grey Base: Painted to match "Mesquite" Letters/Arrows: White reflective Vinyl to match 3'-0" 1'-11" 2'-0" 2'-0" 6" 4" Drive-Thru Deliveries Offices Apartments Parking Garage Shops Hotel Scale: 3/8" = 1' - 0" 6" 4" 6'-6" 2'-6 " 12 BUILDING TYPE MAXIMUM QUANTITY LOCATION SIGN AREA Retail Shops Two (2) maximum Signs to be located directly over or adjacent to tenant entry and rear elevations. One (1) per elevation. Two (2) square feet per each lineal foot of leased frontage. Retail Pads One (1) per elevation that offers vehicular readability from a street, internal thoroughfare, or parking area. Maximum of four (4) per building Primary sign to be located directly over or adjacent to tenant entry All others per tenant signage program - signage area cannot be transferred to other elevations Two (2) square feet per each lineal foot of designated frontage. Office (4 Story) Total of one (1) sign per North and West elevations, two (2) signs per East elevation, and three (3) signs per south elevation. Owner to designate tenants and signage locations which may not necessarily be over their leased space. Locations to be on upper level only. Two (2) square feet per each lineal foot of leased suite space. No sign shall exceed 250 square feet. Office (6 Story) Total of three (3) signs on the south elevation, and two (2) signs per all other elevations. Owner to designate tenants and signage locations which may not necessarily be over their leased space. Locations to be on upper level only. Two (2) square feet per each lineal foot of eased suite space. No sign shall exceed 250 square feet. Building Wall Sign Matrix 13 MAXIMUM LETTER HEIGHT ILLUMINATION STYLE SIGN TYPE/ DESIGN / COLOR Thirty-six (36) inches for any individual letter. No layout shall exceed 80% of the vertical measurement of the architectural fascia. Letter height not to exceed 15% of the building height. Internal, halo or combination thereof. Pan Channel, Reverse Pan-Channel or Custom Cabinet Letters/Logo. No exposed raceways. Logos, logotype and colors may be per the tenant’s national/corporate standards. Tenant Identification signage must incorporate a name for the business. “Modifiers” as the identification will not be allowed. Thirty-six (36) inches for any individual letter. Symbols and Iconic elements are exempt from the letter height restrictions. No layout shall exceed 80% of the vertical measurement of the architectural fascia. Letter height not to exceed 15% of the building height or 80% of vertical measurement whichever is shorter. Internal, halo or combination thereof. Pan Channel, Reverse Pan-Channel or Custom Cabinet Letters/Logo. No exposed raceways. Logos, logotype and colors may be per the tenant’s national/corporate standards. Tenant Identification signage must incorporate a name for the business. “Modifiers” as the identification will not be allowed. Forty-eight (48) inch Capital Height Letter height not to exceed 15% of the building height or 80% of vertical measurement whichever is shorter. Halo Reverse Pan-Channel Letters/Logos. No exposed raceways. Logo and logotype may be per the tenant national/corporate standards. All signage shall be brushed aluminum finish. Forty-eight (48) inch Capital Height. Letter height not to exceed 15% of the building height or 80% of vertical measurement whichever is shorter. Halo Reverse Pan-Channel Letters/Logos. No exposed raceways. Logo and logotype may be per the tenant national/corporate standards. All signage shall be brushed aluminum finish. 14 [7] Retail Tenant Wall Signage Standards Sign Area For maximum aggregate building sign area per Tenant, refer to matrix. Calculation of sign area: Where a sign consists only of individual letters, numerals, symbols, or other similar components, the total area of the sign shall be the area of the square or rectangle surrounding all components of the sign. A maximum of one (1) rectangle will be allowed. All retail tenants must have storefront signs fabricated from either internally illuminated individual pan- channel, reverse pan-channel letters and logos, and/or “custom 3-D panels”. All sign designs and layouts will be approved on an individual basis through the Developer’s discretion. Creative designs, forms, and the use of “custom” 3-D panel signs are encouraged. Unless as part of a nationally registered and/or trademarked logo, rectangular shaped custom cabinets are strictly prohibited. Layout/Design Copy and/or logos utilized shall be Tenant’s choice, subject to the approval of Developer and/or Developer’s agents and the City of Chandler. All national retailers shall be permitted to utilize their standard corporate identification program subject to sign area limitations contained in the approved Comprehensive Signage Package (CSP). Tenant Identification signage must incorporate a name for the business. “Modifiers” as the identication will not be allowed. Letter Spacing/Kerning To fit within layout standards, lettering and/or logo may not be condensed more than 90% of horizontal letter width of original design. Graphic below illustrates a name that is allowed a maximum letter height, and maximum sign length and width. The graphics show what is allowed for fitting the lettering within that space, based on the tenants registered trademark/logo. 2'-0" ACCEPTABLE LAYOUT 20" LETTER AT 90% HORIZONTAL SPACING MAXIMUM 24" LETTER - STANDARD LAYOUT UNACCEPTABLE LAYOUT 24" LETTER-TOO TIGHT KERNING AND AT 90% HORIZONTAL SPACING UNACCEPTABLE LAYOUT 24" LETTER-80% HORIZONTAL SPACING 3'-0" MAX 3'-0" MAX 3'-0" MAX 3'-0" MAX MAX WIDTH OF SIGN ENVELOPE Sun Framing 1'-8" TANNING SALON TANNING SALON The Ultimate Tanning Salon The Ultimate Tanning Salon 15 Figure 1 Architectural Frontage Leased Frontage 80% Of Architectural Frontage 75%vh 24" VERTICAL HEIGHT 70%vh VERTICAL HEIGHT Leased Frontage 80% Of Frontage Leased Frontage 80% Of Frontage 75% v.h Varies Varies Figure 2 Figure 1 Figure 2 Figure 3 Figure 3 Two Line Tenant Copy Layout T h e A l p h a b e t S t o r e 36" max Sign Locations / Restrictions Tenant signage shall be installed in accordance with the typical elevations which follow. Tenant signs shall be centered horizontally and vertically within the architectural frontage and/or directly over the doorway if space permits. Signs must be located within Tenant's leased elevation. Freestanding Pad Tenants and Major Tenant buildings may have signs on all elevations. Height and Length of Sign on Wall Surface In no event shall any sign exceed eighty (80%) percent of the building elevation and/or wall surface upon which it is placed. The available surface area of the architectural sign area shall regulate letter height not exceeding 70% vertical height. 16 [7] Retail Tenant Wall Signage - Individual Letters Individual illuminated letters and logos and may include pan channel metal letters with acrylic sign faces, reverse pan channel “backlit” illuminated letters, or any combination thereof as outlined in the matrix per tenant type. All signage shall be reviewed and approved by the Developer and/or Developer’s agents and shall be appropriate to the surrounding building features, environment, and architectural thematic design. Developer and/or Developer’s agents and the City of Chandler shall have discretion in varying any provision of these specifications. Construction Individual pan channel letters and logos must be constructed of minimum of .063 aluminum returns. Pan channel letter faces must be a minimum 1/8" Plexiglas, Acrylic or Lexan. Reverse pan channel letter faces must be a minimum of 1/8" thick aluminum. No “Channelume,” “Letteredge,” or similar material will be allowed. Exposed raceways, conduits, fasteners, tubing or transformers will not be permitted. All inductors, transformers, or other equipment will be concealed in a water tight condition. Colors Letter face colors are per Tenant's corporate standards with the exception that no fluorescent colors will be allowed. Retainers for pan channels must match letter face or return color. For National Tenants, returns and retainers may be per corporate standards - however, no gold, silver, copper or brass will be allowed. Illumination Tenant building signage may be internally illuminated (LED), backlit to create a silhouette combination of lighting methods mentioned herein. No exposed neon and/or clear faced internal neon illumination will be allowed. 17 Alternative signage options to the standard individual letters is the use of "Custom 3-D Panels". These are multiple layered in design with a mix of opaque and translucent backgrounds, various fabrication and illumination methods of lettering, built around a single unit. This type of design and fabrication method provides for ease of installation by connecting to one single J-box on the fascia and protects the building from repeated drilling and wiring for individual letter installations. All designs will be approved on an individual basis through Developer’s discretion. Creative designs and forms, and “Custom” Panel signs are encouraged. Unless as part of a nationally registered and/or trademarked logo, rectangular shaped cabinets are prohibited. Colors Letter face colors are per Tenant's corporate standards with the exception that no fluorescent colors will be allowed. Retainers for pan channels must match letter face or return color. For National Tenants, returns and retainers may be per corporate standards - however, no gold, silver, copper or brass will be allowed. Illumination Tenant building signage may be internally illuminated (LED), backlit to create a silhouette combination of lighting methods mentioned herein. No exposed neon and/or clear faced internal neon illumination will be allowed. [7] Retail Tenant Wall Signage -3D Panel Details 18 [7] Tenant Wall Signage -Canopy Signs Typically located on the ground floor, Standing Canopy Signs, Canopy Fascia Signs and Suspended Canopy Signs should be placed centered on the tenant’s frontage and centered on the canopy structure, if possible. The Landlord can approve exceptions for each of these types of canopy signs due to variations in architectural features on the building, variations in the canopy structure and the tenant corporate brand standards. For Standing and Fascia Canopy signs, all raceways shall be concealed within the canopy structure or behind the canopy front face outside of the line- of-sight when viewed from below or in-front of the canopy structure. Posts and beams are allowed to be visible if signage is integral with the design. The sign shall limited to individual characters. Raceways shall be concealed with in the canopy or lattice. Backer panels are allowed. If Suspended Canopy signage is applicable to the building architecture, support structure, "cabinet backers", lettering application and illumination shall be designed to be consistent in appearance, with the exception of the tenants corporate brand standards type and colors. Posts and beams are allowed to be visible if signage is integral with the design. Standing Canopy Signs can be either face-lit, halo-lit, or indirect-lit with LEDs or “neon”. These sign shall have a minimum clearance of 84" (7'-0"). Illumination Indirect sign lighting shall be shielded so that the illumination source is not visible. Office signage may be non-illuminated, but all retail should be illuminated per the guidelines. Where illuminated, LED’s are recommended. All Canopy signs can be either face-lit, halo-lit, or indirect- lit with LEDs or “neon”. Standing Canopy Sign is a sign mounted to the top of the leading edge of a canopy located above a storefront parallel to the building façade on which it is mounted. Canopy Fascia Sign is a sign attached to the vertical front face of a canopy, roof overhang, covered walkway, covered porch, or purlin of an open lattice structure. Suspended Canopy Sign is a sign suspended under a canopy, roof overhang, covered walkway, covered porch, or open lattice walkway and parallel to storefront. 19 [7] Tenant Wall Signage -Projecting Signs A Projecting (Blade) Sign is a business identification sign that is mounted perpendicular to the face or corner of a building. Unless separated by a structure and not visible from an abutting public street, Projecting Signs shall not be placed within one-hundred fifty (150) feet from an abutting public street. One (1) Projecting Sign is permitted per each fifty (50) lineal feet of store frontage. Such sign shall not be located within twenty (20) feet in any direction of another Projecting Sign on the same building wall. A Projecting Sign shall be placed on the tenant’s leased frontage and shall not encroach onto another tenant suite adjacent to or above the tenant suite in which the Projecting Sign identifies with approval of the landlord. Maximum Projection Sixty (60) inches from the wall of the building to the outside edge of the sign and a minimum clearance from adjacent grade of 10'-0". Illumination Internal Illumination can be Face, Halo Backlighted‚ Dual-Illumination from exterior and interior sources or Non-Illuminated. Indirect Illumination shall be a shield light sources Where illuminated, LED’s are recommended. 20 [8] Storefront Graphics -Arcade Signs Where there are covered walkway areas, Arcade signs hang or flag mount off tenant storefronts oriented to the pedestrian located at the primary public accessible entry. Within the Commercial Plaza, support structures, "cabinet backers", lettering application and illumination shall be designed to be consistent in appearance. Design of the graphics may unique within the context of their storefront’s architecture, services/ products provided and their recognized corporate identity and design theme, subject to approval of the Landlord. All arcade type signs are oriented perpendicular to the tenant store front with a minimum 84” (7'-0") clearance from walkway. Structure Armature should be constructed as a rigid element, not allowing the sign to swing. Suspended Canopy Signs should display the Tenant’s unique identity (logo) while evoking the sense of contemporary high craftsmanship and design sensitivity Illumination Arcade/Shingle Signs can be either face- lit, halo-lit, or indirect-lit with LEDs or neon. Indirect sign lighting shall be shielded so that the illumination source is not visible. Non-illumination allowed. 21 [8] Storefront Window Graphics (retail & office) Window Signs These are fabricated small cabinet or panels signs suspended behind the store front glazing and can identify the tenant or be open/closed signs. Can be internally illuminated. Sign may be displayed within 3.75 feet of a window pane. Window Graphics No more than 25% of front glass area may have signage/graphic, applied to, or within 3 feet behind the window area. This includes temporary signage applications for sales, promotions and/or any permanent identification signage. Addressing Individual tenant suites shall have six (6) inch white 3M vinyl letter addressing centered on the window above the door. Colors and Layouts The tenant may display information such as: the suite number or address; tenant contact information (phone number or website); hours of operation; goods or services provided. Signage applied to storefront glass can be Vinyl, Gold or silver leaf, Professionally hand painted lettering and/ or graphics done by a professional sign painter and approved by Landlord prior to application. All window graphic layouts shall be approved in writing by the Association for quality and consistency with the criteria package for The THE DISTRICT DOWNTOWN prior to submittal to the City of Chandler for approval. Restrictions Window Signs or Graphics may not be pre-fabricated neon elements of any kind. 22 Building address numerals shall be Futura typeface, with a minimum height of twelve inches (12"). Construction and Colors Individual reverse pan-channel numbers are to be used. Addressing can be either halo illuminated clip mounted off the wall, or non illuminated flush mounted. Numeral locations of darker colors, brushed aluminum finish should be used. Locations with light colored backgrounds should use dark charcoal or black finishes. [9 ] Building Addressing 1234567890 12" 23 EAST ELEVATION Bldg 3A SOUTH ELEVATION Bldg 3A WEST ELEVATION Bldg 3A NORTH ELEVATION Bldg 3A SIGNAGE SIGNAGE SIGNAGE SIGNAGE SIGNAGE SIGNAGE SIGNAGE SIGNAGE SIGNAGE SIGNAGE SIGNAGE SIGNAGE SIGNAGE SIGNAGE SIGNAGE SIGNAGE SIGNAGE LEDGE SIGNAGE Alternate Ledge Location LEDGE SIGNAGE Alternate Ledge Location LEDGE SIGNAGE Alternate Ledge Location LEDGE SIGNAGE Alternate Ledge Location LEDGE SIGNAGE Alternate Ledge Location LEDGE SIGNAGE LEDGE SIGNAGE Alternate Ledge Location LEDGE SIGNAGE Alternate Ledge Location Note - Sign locations shown are merely possible locations and mounting methods. Not all signage locations shown will be used. Final locations to be determined upon leasing. Wall Sign Locations -Typical Retail - Building 3A 24 Wall Sign Locations - Typical Retail 1B & 2E SOUTH ELEVATION Bldg 2E WEST ELEVATION Bldg 2E EAST ELEVATION Bldg 2E NORTH ELEVATION Bldg 2E SIGNAGE SIGNAGE SIGNAGE SIGNAGE SIGNAGE SIGNAGE SIGNAGE LEDGE SIGNAGE LEDGE SIGNAGE LEDGE SIGNAGE SIGNAGE SIGNAGE SIGNAGE SIGNAGE Alternate Ledge Location Alternate Ledge Location SCALE: 1/16" = 1'-0" 18'-6" 18'-6" Note - Sign locations shown are merely possible locations and mounting methods. Not all signage locations shown will be used. Final locations to be determined upon leasing. 25 Note - Sign locations shown are merely possible locations. Final locations to be determined by Developer. Maximum of three (3) signs per North and South elevations. NORTH ELEVATION Bldg 3A EAST ELEVATION Bldg 3A SOUTH ELEVATION Bldg 3A WEST ELEVATION Bldg 3A SIGNAGE SIGNAGE SIGNAGE SIGNAGE 2 STORY OFFICE BUILDING Alternate Ledge Location 2 STORY OFFICE BUILDING Alternate Ledge Location SCALE • 1” = 20’ 20'-0 " 20'-0 " Wall Sign Locations - 2 Story Office 26 Note - Sign locations shown are merely possible locations. Final locations to be determined by Developer. Total of five (5) signs per elevation. Wall Sign Locations - 4 Story Office SOUTH ELEVATION Bldg 6A WEST ELEVATION Bldg 6A NORTH ELEVATION Bldg 6A EAST ELEVATION Bldg 6A SCALE • 1” = 30’ SIGNAGE SIGNAGE SIGNAGE SIGNAGE SIGNAGE SIGNAGE SIGNAGE SIGNAGE SIGNAGE SIGNAGE SIGNAGE SIGNAGE SIGNAGE SIGNAGE SIGNAGE SIGNAGE SIGNAGE SIGNAGE 46'-6"± 18'-6" 27 Wall Sign Locations - 6 Story Office SOUTH ELEVATION Bldg 6B WEST ELEVATION Bldg 6B NORTH ELEVATION Bldg 6B EAST ELEVATION Bldg 6B SCALE • 1” = 30’ SIGNAGE SIGNAGE SIGNAGE SIGNAGE SIGNAGE SIGNAGE SIGNAGE SIGNAGE SIGNAGE SIGNAGE SIGNAGE SIGNAGE SIGNAGE SIGNAGE SIGNAGE SIGNAGE 74'-0"± 18'-0" Note - Sign locations shown are merely possible locations. Final locations to be determined by Developer. Total of five (5) signs per elevation. 28 All signs at The District Downtown must be compatible with the standards outlined in this Master Sign Program and in conformance with City of Chandler Sign Requirements. The purpose of the sign standards is to ensure an attractive commercial office environment and to protect the interests of the surrounding neighborhood, Developer, and Owners/Occupants of all suites within The District. Conformance will be strictly enforced, and any installed nonconforming or unapproved signs will be brought into conformance at the sole expense of the Owner/Occupant. Meridian West Development LLC herein referred to as “Developer”, and The District Downtown Unit Owner's Association herein referred to as "Association" shall administer and interpret the criteria. Before designing signs, all The District Downtown Owners/Occupants will receive a copy of these signage standards. Sign plans submitted to the Developer/Association for approval must conform to these standards. The Developer/Association will administer and interpret the criteria. All signs must be approved in writing by the Developer/Association prior to permit application and installation. 1 Signage proposal Prior to preparation of signage drawings and specifications, the Owner’s/Occupant’s sign contractor must review all architectural, structural, and electrical documents as they relate to the building wall and/ or storefront at the proposed signage location. In addition, the sign contractor should visit the project site to become familiar with as-built conditions and verify all dimensions. Each Owner/Occupant must submit to the Developer/ Association four (4) sets of detailed shop drawings showing locations, sizes, design, colors, materials, lettering, graphics, conduits, junction boxes, sleeves, methods of illumination and other mounting apparatus of all proposed wall, window, and rear door signs. This submittal must be made at least fifteen (15) days prior to submittal to the City for permits. 2 Developer/Association Approval After review of the signage proposal, the Developer/ Association will return one of the three sets of drawings to the Owner/Occupant, marked either “Approved", “Approved as Noted,” or “Revise and Resubmit.” An approval from Developer/Association does not guarantee City approval. A sign permit must be obtained and issued prior to fabrication. For City permits, approved sign drawings from the Developer/ Association along with the required documentation for City for review. • “Approved” If drawings are marked “Approved,” the Owner/ Occupant is allowed to proceed with obtaining review and approval from the City. • “Approved as Noted” If drawings are marked “Approved as Noted,” the Owner/Occupant is allowed to proceed with City review, provided that any modifications noted are incorporated into the design and proceed An applicant that takes exception to the noted modifications may revise and resubmit, as explained below. • “Revise and Resubmit” If drawings are marked “Revise and Resubmit,” the plans will be returned to the Owner/Occupant with comments. The drawings shall be revised and resubmitted for Developer/Association approval. 3 Openings in building walls Locations of all openings for conduit and sleeves in building walls must be indicated by the sign contractor on the drawings submitted. The contractor shall install the sign in accordance with the approved drawings. 4 Messages Except for tenants leasing more than 5,000 square feet of space; Sign Band signs are restricted to advertising either (a) the person, firm, company, or corporation operating the use conducted on the site, or (b) the products sold therein, but not both. 5 Owner/Occupant responsibilities for other regulations The Developer/Association’s approval of an Owner’s/ Occupant’s signage plan does not constitute an implication, representation, or certification by the Developer/Association that those plans are in compliance with applicable statutes, codes, ordinances, or other regulations. Compliance with other regulations is the sole responsibility of the Owner/Occupant for all work performed on the premises by or for the Owner/Occupant. General Performance Requirements 29 6 Prohibited signs • Cabinet (Typical) Acrylic, Plexiglas, or plastic-faced panels with surface or second-surface applied or painted graphics, injection molded panels with integral color - internally backlit cabinet construction. • No signs, advertisements, notices, or other lettering shall be displayed, exhibited, inscribed, painted, or affixed on any part of the buildings visible from outside the premises, except as specifically approved by the Developer/ Association. • Rude, obscene, offfensive, animated, flashing, blinking, rotating, moving, or audible signs. • Placards; posters; playbills; postings; paintings; flags; signs in public right-of-way; and fixed balloons are not permitted in any location, whether or not visible from outside the premises. • Change-panel signs are prohibited. • "A" frames and portable signs. • Signs that are installed without written approval from the Developer/Association, or that are inconsistent with approved drawings, may be subject to removal and reinstallation by the Developer at the Owner’s Occupant’s expense. • Painted or hand lettered signs on storefronts. • Flashing, moving or audible signs. • Luminous vacuum formed type plastic letters • Inflatable signs or graphic devices. • Freestanding attraction boards, posters or other permanent advertising devices. • Paper, cardboard or Styrofoam signs. • Signs with exposed neon tubing or raceways. • Signs with gold or silver plastic trim caps that contrast with letter returns. 7 Illuminated signs The City of Chandler requires permits for all signs and electrical permits for all signs that are illuminated. It is the Owner’s/Occupant’s sole responsibility to secure these and any other permits that may be required. 8 Size limitation Each Owner/Occupant must limit the area of its sign in accordance with the area allocated for signage. Maximum letter height and length varies according to storefront, but it must not exceed the area allocated for signage. Each Owner/Occupant will be granted a minimum of one sign. Owners/Occupants with more than one elevation wall may have a sign on each elevation. 9 Labels No labels are permitted on the exposed surface of signs, except those required by local ordinance. Sets of individual letters shall have one label on an end letter only. These are to be installed in an inconspicuous location. 10 Freestanding signs All freestanding signs must meet applicable setbacks, and their installation must comply with all local building and electrical codes. 11 Upkeep and maintenance Each Owner/Occupant is fully responsible for the upkeep and maintenance of its sign(s), including any individual pylon or monument signage, and Owners/ Occupants are to repair any sign defects within five (5) days of notification. If an Owner/Occupant does not repair said sign(s), the Developer, at the Owner/ Occupant sole cost and expense, may repair and/or replace sign(s). A penalty of 100% of the Developer’s cost to repair said signage, in addition to the cost of the repair, may be assessed to the Owner/Occupant if the Developer is required to provide the necessary maintenance due to the Owner’s/Occupant’s noncompliance following notification. 12 Illumination timer Power to illuminate the Owner’s/Occupant’s sign is to be from Owner’s/Occupant’s electricity meter, switched through time clock, set in accordance with schedules determined by the Developer. 13 Sealing of building penetrations All penetrations of the building structure required for sign installation shall be neatly sealed in a watertight fashion. 14 Damage caused by or during installation The sign contractor and/or Owner/Occupant will pay for any damage to a building’s fascia, canopy, 30 Definitions The following definitions are used throughout the comprehensive signage plan and are exclusive to this document. Aggregate Sign Area The total area of all permitted signs pertaining to any one Owner/Occupant, which includes Street-front signage, Storefront signage (arcade and window signage/graphics). Architectural Frontage The portion of the building frontage of the leased space which has been delineated through use of reveals, patterning, materials, finishes, column breaks, etc that creates a special area for signage. Architectural Awnings Elements which are constructed of permanent type of materials and are an integral part of the building elevation design. Building Leased Frontage The overall lineal foot frontage of a leased space. Cabinet (Typical) Acrylic, Plexiglas, or plastic-faced panels with surface or second-surface applied or painted graphics, internally backlit in a box construction. Custom Cabinet Cabinet designed and fabricated in multiple planes, colors, finishes and unique shapes and forms. Typically with dimensional illuminated letters and opaque backgrounds. Committee Made up of the consenting owners as defined in the Construction, Operation and Reciprocal Easement Agreement. Graphics Lettering, symbols, and logos used for name identification (primary identification), and for identification of product and services (secondary identification or modifiers). Sign Area The aggregate area of the smallest rectangles that encloses individual elements of a sign’s lettering and logos. Sign Envelope The overall height and length allowances of sign area designated for Owner/Occupant sign placement on a building elevation. Street Front Signage Signage installed parallel to the building fascia, typically located along the front of the building on parapet, fascia or building wall intended for the viewing of vehicular traffic. Storefront Signage & Graphics- Permanent This is the signage located along the storefront portion, oriented to pedestrian. It includes the transparent portion of storefront (windows) and/ or solid wall areas used for merchandise display and permanent graphics. This includes awnings, tenant suite number, logo and name identification, secondary name modifiers, hours of operation, services or name brand marketing, menu cabinets, etc. structure, roof, or flashing caused by sign installation. Owner/Occupant shall be fully responsible for the operations of Owner's/Occupant's sign contractor and shall indemnify, defend, and hold Developer/ Association/Developer harmless for, from, and against damages or liabilities of account thereof. 15 Required insurance for sign contractors All sign contractors must carry workers’ compensation and commercial liability insurance against all damages suffered or done to any and all persons and/ or property while engaged in the construction or installation of signs, with a combined single limit in an amount not less than two million and no/100 dollars ($2,000,000.00) per occurrence. Every sign contractor must hold a current contractor’s license in the State of Arizona. Developer must be named as additionally insured in the workers’ compensation and commercial liability insurance. 16 Sign Permits Owner/Occupant is responsible for obtaining all necessary sign permits prior to sign installation. 17 Developer/Association’s right to modify requirements The Developer/Association has the right to modify PALM LANE NEBRASKA STREET CALIFORNIA STREET PECOS ROAD ARIZONA AVENUE LOOP 202 LEGEND DATE: REVISIONS: DATE: PROJ. # : REVISIONS: L A N D C O R C O N S U L T I N G 2663 E. Hobart Street Gilbert, Arizona 85296 Ph: (480) 223-8573 Fx: (480) 827-7661 9/9/22 1950 - CHANDLER, ARIZONA DISTRICT DOWNTOWN PRELIMINARY PLAT DATE: TITLE: C.O.C. LOG NO. RETENTION CALCULATIONS CONCEPT G&D CONCEPTUAL GRADING & DRAINAGE PLAN PP-5